How To Apply For E-Khata?

If you’ve recently purchased a property in Bengaluru or are planning to regularize your existing one, understanding how to apply for e Khata is crucial. An e-Khata is the digital version of the traditional Khata certificate issued by the Bruhat Bengaluru Mahanagara Palike (BBMP), serving as proof that your property is officially recorded and tax-compliant. Whether you’re applying for utility connections, home loans, or building plan approvals, having a valid e-Khata simplifies the process and safeguards your ownership rights. This comprehensive guide will walk you through the step-by-step process, required documents, fees, and latest BBMP updates to help you secure your e-Khata without delays.

What Is E-Khata And Why Does It Matter?

E-Khata is the digital version of the traditional Khata certificate issued by the Bruhat Bengaluru Mahanagara Palike (BBMP). It is part of the Sakala and Nemmadi e-governance initiatives launched by the Karnataka government to digitise property records.

A Khata, whether in paper or electronic form, is not a title deed but an essential municipal document certifying that a property is officially recorded in the BBMP register and that the property’s taxes have been duly paid.

The e-Khata system enables property owners to:

1. Pay property tax online without visiting municipal offices
2. Apply for building licenses and plan approvals
3. Sell, transfer, or mortgage property
4. Access official property records digitally, enhancing transparency and convenience

By making the document online, BBMP aims to reduce manipulation, delays, and fraud in property transactions.

Why is e-Khata Important?

• Legal Recognition: E-Khata is required to prove compliance with the municipality and that the property has been lawfully assessed under all the BBMP rules.
• Proof of Assessment: E-Khata confirms that the property has been assessed for tax purposes and is eligible for municipal services.
• Loan and Mortgage Eligibility: It is common for Banks and Housing Finance companies to require you to have an up-to-date e-Khata as part of the home loan or mortgage approval process.
• Government Utility Connections: E-Khata is necessary to get BWSSB water, BESCOM electricity, and underground drainage connections.
• Ease of Inheritance and Transfer: If the owner passes away or needs to sell the property, e-Khata provides proof of the property with municipal documentation.
• Fraud Prevention: Since it is digitally recorded and verifiable, it reduces manipulation and discrepancies common in paper-based systems.

Is e-Khata Mandatory?

Yes, all legal, financial or administrative transactions relating to property in BBMP limits require an e-Khata. As per BBMP guidelines:

• Properties will require an e-Khata if all property taxes have been paid, or if the property has already been regularised under Akrama-Sakrama, or DC Conversion.
• BBMP will not allow new property registration unless there is a Khata extract, and in most wards, the Khata must be in digital form.
• Property registration, mutation, building plan approval, bank loans, and utility connections all require a valid e-Khata.

Who Needs An E-Khata?

An e-Khata is essential for anyone who owns, manages, or plans to transact property within the Bruhat Bengaluru Mahanagara Palike (BBMP) limits. It serves as the legal digital record of your property and is required for accessing various civic and financial services.

You will need an e-Khata if you are:

1. First-time property owner: If you’ve just purchased a property within BBMP limits, an e-Khata is necessary to establish legal ownership and to pay property tax.
2. Existing B-Khata holder: If your property is listed under the B-Khata category (usually unapproved layouts or revenue sites), you will need to apply for an e-Khata after regularisation or DC conversion to make it legally valid.
3. Developer or builder: When handing over individual units to homebuyers, builders must ensure each unit has a valid e-Khata for seamless ownership transfer.
4. Owner of a new house, flat, or approved layout site: New constructions in approved layouts must be registered under e-Khata to receive BBMP recognition and services.
5. Applicant for building plan approval or trade license: An e-Khata is mandatory for getting approvals for building modifications or applying for business/trade licenses.
6. Planning to apply for utilities: If you want connections from:
7. • BWSSB – Bangalore Water Supply and Sewerage Board (for water and drainage),
   • BESCOM – Bangalore Electricity Supply Company (for power supply), then a valid e-Khata is required.
7. Homebuyer or seller: During a property sale or purchase, having an e-Khata helps verify rightful ownership and speeds up registration or loan processing.
8. Loan or mortgage applicant: Banks and housing finance companies require an e-Khata to process home loans, mortgages, or other financing related to the property.
9. Legal, financial, or investment professional: If you're a legal advisor, financial consultant, or real estate investor, you may need to verify e-Khata documents to assess the property's legal status and compliance.

Legal Considerations For Obtaining E-Khata

To be eligible to apply for an e-Khata, the property must meet specific legal and municipal criteria set by BBMP and state laws:

• Within BBMP Limits: Only properties falling under the BBMP’s jurisdiction are eligible. Use the BBMP GIS portal or visit the ward office to verify.
• Clear Ownership and Title: The property must have a registered sale deed and be free from disputes. Under certain situations, you may require legal heir certificates, gift deeds or a succession affidavit on inherited or transferred properties.
• Approved Layout or Plan: The layout or building must be BBMP-approved. Unauthorised constructions are ineligible unless regularised.
• No Pending Litigation: Properties that are subject to litigation, civil suits, or acquisition will not be accepted for an e-Khata application. It is advisable to obtain an Encumbrance Certificate or EC for the last 10-15 years to establish clean title records.
• All Taxes Paid: Submit recent property tax receipts and ensure there are no outstanding dues under your SAS ID.
• Existing Khata Record: If your property has an A-Khata or B-Khata, the BBMP can issue an e-Khata property certificate. In some cases, where a B-Khata is approved, it may first be converted to an A-Khata before an e-Khata can be issued.
• Supporting Documents: A valid possession certificate (for BDA/KHB properties) and site sketch with measurements may be required.

Characteristics Of BBMP E-Khata

BBMP e-Khata system is a digital, secure, transparent platform for maintaining property records in Bengaluru. Here are some of the features:

• Digital Property Record: It maintains ownership details, size of the property, usage of the property, and GPS location in a centralised digital format.
• E-PID Number: Every property receives a unique 10-digit Electronic Property Identification Number, allowing easy tracking and verification of the property.
• Online Access via e-Aasthi: Property record management can be done digitally; you can apply, view, and manage property records and pay taxes online.
• Integration with BBMP Services: BBMP e-Khata is linked to tax payments, utility connections, and approvals for building plans and property transfers.
• Transparency and Accuracy: Instant updates ensure records remain current, error-free, and protected from tampering.
• Paperless and Eco-Friendly: E-Khata has made digital governance possible and reduced the need for physical documentation.
• Value: Properties registered under e-Khata are more marketable and have greater preference in applying for loans, given the security it brings once it is registered.

Essential Documents Required To Apply For E-Khata

To apply for an e-Khata in Bengaluru, you need to submit documents that confirm ownership, tax compliance, and the legal status of your property. Most of these are standard, but some vary depending on the type of property (plot, apartment, inherited land, etc.).

General Documents (Required for All Properties)

• Registered Sale Deed: This is the primary document which confirms that you purchased and are, therefore, the owner of the property.
• Latest Property Tax Receipts: Shows that all property taxes are paid up to date, with no pending dues.
• Encumbrance Certificate (EC): A record that confirms there are no legal dues, mortgages, or disputes on the property, usually for the past 10–15 years.
• Owner’s Identity Proof: Aadhar card, PAN card, or voter ID of the registered property owner.
• Approved Building Plan: The construction plan approved by BBMP or a recognised authority, proving that your building is legally approved.
• Occupancy Certificate: Required for all completed houses or flats; confirms that the building is ready and safe for living and has passed inspection.

Additional Documents (Depending On Your Case)

• Power of Attorney (POA): A POA will be necessary if someone is submitting the application on behalf of you (the owner).
• Conversion Certificate: If the property being purchased was once agricultural land, a Conversion Certificate is evidence that the property has been legally converted from agricultural use into residential or commercial use (non-agricultural) in compliance with Karnataka laws.
• NOC from Builder: A No Objection Certificate is from the builder, typically for apartments where the flat is handed over but not yet officially transferred by the BBMP.
• Possession Certificate: This is usually issued by authorities like the Bangalore Development Authority (BDA) or Karnataka Housing Board (KHB) to their respective buyers, indicating that the buyer has taken possession of the property.
• Allotment Letter / Sale Agreement: For newly allotted or under-construction properties where the final sale deed has not yet been registered.
• Khata Extract or B-Khata Certificate: This is required if you wish to convert an existing B-Khata (provisional record) to an e-Khata official record.

Step-By-Step Process: How To Apply For E-Khata?

You can apply for an e-Khata through either the online method (through the BBMP/Sakala website) or the offline method (through BBMP ward offices).

Online Method (via BBMP or Sakala Portal)

Online application is the easiest and quickest method. The steps are as follows:

1. Visit the Portal: Go to the BBMP e-Khata Portal or the Sakala portal under Revenue Department Services.
2. Login/Register: When on the portal, you will have to log in using your mobile number and Aadhar card number, then verify your account through an OTP.
3. Fill the e-Khata Form: Enter complete property details:
4. • Owner’s name
   • PID number (if available)
   • Property address & dimensions
   • Tax payment status
4. Upload Required Documents: Attach scanned copies (PDF/JPEG) of the sale deed, EC, ID proof, approved plan, etc.
5. Property Verification Type:
6. • If you have a PID: Select “Transfer in existing PID.”
   • New Layout/Converted Land: Upload ownership proof and Conversion Certificate (under Karnataka Land Revenue Act).
6. Pay Application Fees: The amount depends on the property type/size. Pay via UPI, card, or net banking.
7. Submit & Get Acknowledgement: After submission, you will receive an application reference number, which can be used for tracking purposes.
8. BBMP Field Verification: A BBMP officer will visit for site inspection, usually within 15–30 working days.
9. Approval & Download: After approval, you will be able to download the e-Khata certificate and 'extract' from the portal. The same may be sent via SMS or email alerts.

Offline Method (Through BBMP Ward Office)

If you are feeling uncertain about applying online or the property application is in a newly regularised layout, or a somewhat complex layout, it is advantageous to go to the relevant BBMP Ward office.

1. Visit the Local BBMP Ward Office: You should approach the revenue officer at the BBMP in the jurisdiction where your property is located. Carry all necessary original documents for verification.
2. Collect and Fill the Application Form: Obtain the e-Khata application form, fill it in by hand and attach the necessary photocopies of your documents, including sale deed, title deed, ID proof, tax receipts (holding tax, property tax, etc).
3. Submit the Application: Submit the form to the revenue officer, and the original documents will be verified on the spot.
4. Pay the Required Fees: Payment is generally made via a challan or a demand draft at the BBMP office. Ensure you get the fee receipt.
5. Get Acknowledgement: You will receive an acknowledgement or tracking slip, which can be used to check the application status.
6. Field Verification and Issuance: BBMP officials will visit your property for a physical inspection. If found eligible, the e-Khata certificate and extract will be issued within 30–60 days.

Through both processes, the same results are achievable, and you will get a digitally signed e-Khata certificate and extract, which will be official proof of the property being registered with BBMP.

How to Track e-Khata Application Status

• Visit the BBMP Sakala tracking portal.
• Enter your acknowledgement number or mobile number.
• Check the status, which can say ‘Under Review’, ‘Approved’, or ‘Rejected’.
• You will also receive SMS and/or email notifications.

How to Download e-Khata Online

1. Visit BBMP’s Sakala portal or BBMP services site.
2. Go to the “e-Khata Download” section.
3. Enter your application/PID number.
4. Download your e-Khata certificate and 'extract' in PDF format.

Application Fees and Charges

• Khata Registration Fee: 2% of the value of the property registration
• e-Khata Processing Fee: About ₹200 – ₹500, depending on the type of property
• Khata Extract Copy: ₹100 - ₹200.
• Khata Certificate: ₹25 - ₹100

Process To Convert Khata To E-Khata

If you already hold a traditional A-Khata or B-Khata for your property, converting it into an e-Khata is essential for accessing digital services and ensuring your property records are up to date. The BBMP allows this conversion through both online and offline modes. Here’s how you can do it:

1. Collect the Required Documents: Before you begin, make sure you have the following documents:
2. • Existing Khata certificate (A-Khata or B-Khata)
   • Registered sale deed as proof of ownership
   • Latest property tax receipts (no outstanding dues)
   • Identity proof (Aadhaar, PAN card, etc.)
   • Address proof (such as Aadhaar, voter ID, utility bill)
   • Encumbrance Certificate (EC) to confirm there are no legal liabilities
2. Choose Your Mode of Application: You can apply either:
3. • Online via the official BBMP website or e-AASTHI
   • Offline by visiting your local BBMP ward office or a nearby Bangalore One/Karnataka One service centre. 
3. Fill out the Application Form: Depending on your application mode:
4. • Online: Register or log in using your mobile number and Aadhaar, then go to the “e-Khata Conversion” section. Fill in accurate details of the property and ownership.
   • Offline: Collect the physical form at the ward office or service centre and fill it manually.
4. Upload or Submit Documents
5. • Online: Scan and upload the required documents in the specified format (PDF/JPEG).
   • Offline: Submit photocopies of the documents along with the completed Form.
5. Pay the Applicable Fee: The conversion fee is generally around 2% of the registered property value. You can pay:
6. • Online at the BBMP portal using UPI or debit/credit card, or net banking.
   • Offline at the counter in the BBMP office or service centre
6. Submit and Track the Application: Once you have submitted your form, you'll get an acknowledgement number with which you can track the status of your application online or at the office.
7. Verification and Inspection: The BBMP officials will review your documents and may conduct a site inspection to validate the property details. If everything is in order, your application will move to the final stage of approval.
8. Download Your e-Khata Certificate: Upon approval, the e-Khata Certificate will be uploaded as a digital document. You can download it from the BBMP portal, or you might get notified via SMS or email.

Key Difference Between A-Khata, B-Khata, And E-Khata

Common Mistakes To Avoid When Applying For E-Khata

• Incomplete Documents: Submitting incomplete documents, like a sale deed or EC, may lead to application rejection. So, ensure all needed documents are accurate and available for submission.
• Unpaid Property Tax Dues: Applications can also be denied if taxes are pending. Clear all dues before applying.
• Legal Disputes or Encumbrances: Properties with ongoing disputes or loans may face delays. A recent Encumbrance Certificate should be secured to confirm these details for the title.
• Incorrect Property Details: An applicant can make incomplete entries, such as wrong site size, address, or owner's details can cause rejection of the application. Ensure to double-check entries with official records before submitting.
• Poor-quality or Wrong File Uploads: Blurry scans or incorrect file formats can also result in rejection. Upload clear, legible documents in PDF or JPEG format in the specified sizes.
• Outside the BBMP Jurisdiction: The e-Khata is only for properties within the BBMP limits. Make sure to check the property jurisdiction using the latest updated ward or PID records.
• No Conversion or Plan Approval: Properties that are unconverted or that do not have a plan approval are ineligible. You must apply for conversion and get the approved plan first.
• Outdated PID or Layout Map: Using old or incorrect PID records in a property can cause confusion during verification. Always refer to an updated copy of your property tax records, layout plans, etc.
• Ignoring Portal Errors: Submitting your application can be interrupted by issues like login errors and submission failures. Try a different browser or visit a nearby BBMP centre.
• Lack of Familiarity with the Process: There can be so much confusion when applying that it can cause mistakes in your application. Read through the BBMP guidelines or seek help from authorised centres.

Latest News About BBMP e-Khata

The Bruhat Bengaluru Mahanagara Palike (BBMP) has significantly revamped its e-Khata issuance system to improve efficiency, transparency, and accessibility for property owners across Bengaluru. Here are the most recent developments:

1. E-Khata in Just 2 Days via BBMP e-Aasthi Portal

In a major digital push, BBMP now allows property owners within its limits to apply for and obtain their final e-Khata certificates online via the BBMP e-Aasthi Portal. According to reports, eligible applicants can receive their e-Khata within just two working days of submission, eliminating the need for physical visits to BBMP offices. This move is part of BBMP’s larger effort to bring efficiency and transparency into its property records system.

Read more on this here:

• BBMP speeds up e-Khata process – Bangalore Mirror
• Get e-Khata in just two days – Economic Times

2. FIFO System Introduced for Faster Corrections

To address long-standing delays in e-Khata correction applications, BBMP has introduced a First-In-First-Out (FIFO) system. This ensures that applications are processed in the order they were received, providing a structured approach to clearing the backlog of pending requests. This reform is expected to bring relief to thousands of property owners awaiting corrections in their Khata documents.

Source: BBMP to introduce FIFO for clearing pending e-Khata corrections – Deccan Herald

3. Doorstep Delivery of Draft e-Khata Certificates

To ensure better delivery and reduce digital gaps, BBMP is now initiating doorstep delivery of draft e-Khata certificates to property owners who haven’t downloaded them from the online portal. This service aims to benefit those without internet access or technical knowledge, ensuring rightful owners receive their documents with ease.

4. Ongoing Challenges Despite Reforms

While these reforms mark a significant shift in BBMP’s approach, challenges remain. As of early 2025, less than 10% of property owners have received their final e-Khata certificates. Many still face delays, cancellations, or legal complications related to:

• Property title mismatches
• Unapproved layouts
• Discrepancies in documents
• Pending tax issues

BBMP has acknowledged these issues and is working toward streamlining the process to meet growing demand.

Source: NoBroker: e-Khata Bangalore Guide

Application Form Of BBMP E-Khata

Conclusion

Navigating the BBMP system to apply for e-Khata doesn’t have to be confusing or time-consuming. With the right documents, a clear understanding of the application steps, and awareness of common pitfalls, you can confidently manage the process — whether online or offline. Knowing how to apply for e Khata empowers you to stay legally compliant, enhance your property's market value, and access essential civic services. As BBMP continues to digitize property management through initiatives like e-Aasthi and FIFO corrections, property owners in Bengaluru now have faster, more transparent, and more convenient ways to secure their e-Khata certificates.

Frequently Asked Questions (FAQs)

Whether it is your first time applying or resolving old issues, these common questions will help clarify your doubts about the e-Khata process.

Q1. How long does it take to get an e-Khata after applying?

Most applications are processed within 2 to 15 days, though some may take up to 30 days depending on document completeness and verification issues.

Q2. Can I apply for an e-Khata without an Occupancy Certificate?

For completed buildings, an Occupancy Certificate is generally mandatory. Exceptions may exist for revenue sites or unconstructed plots, but requirements can vary by property type.

Q3. Is e-Khata applicable to BDA or KHB properties?

Yes. You must first obtain a Possession Certificate from BDA/KHB and ensure the property falls within BBMP limits before applying for e-Khata.

Q4. Is it possible to apply for e-Khata without a PID number?

Yes. If a PID (Property Identification Number) is not assigned, you can apply under the “New Layout/Converted Land” category.

Q5. Do I need a lawyer to apply for e-Khata?

Not necessarily. For straightforward applications, legal help is not required. However, if there are inheritance issues, missing documents, or legal disputes, consulting a property lawyer is advisable.

Q6. Can e-Khata be used as a title deed?

No. E-Khata certifies property assessment and tax compliance, but it is not a title deed or proof of ownership. Additional documents, such as a sale deed, are needed for ownership proof.

Q7. What happens if my e-Khata application is rejected?

You will be notified of the reason for rejection. After addressing the issue (such as uploading missing documents or clearing tax dues), you can reapply.

Q8. Can I update my name or details in e-Khata later?

Yes. BBMP allows for Khata modification applications to update name or address details, provided you submit supporting documents.

Disclaimer: The information provided here is for general informational purposes only and should not be construed as legal advice. For personalised legal guidance, please consult with a qualified Civil Lawyer.